If all proposals come to fruition, seventeen housing developments between Richland Avenue and Interstate 20, within the City of Aiken’s water and sewer district, could result in 4,492 new housing units and more than 10,000 new residents to the area. The combined population of the two Northside City Council districts could grow by 50 percent.
by Don Moniak
May 25, 2025
Since 2020, Aiken City Council has been presented with, and approved, fifteen new housing development applications located between Richland Avenue and Interstate 20 that are within the City’s Sewer and Water District. Nearly every vote has been unanimous. Two more development applications that are currently pending have been recommended for approval by the city’s Planning Commission, and face almost certain unanimous approval by City Council.
In total, the seventeen developments* span 1,327 acres, involve twelve different developers, four large property annexations, and, if completed in full, will provide a total of 4,492 new housing units—2,994 single family homes, 796 townhouses, and 752 apartments (Table 1).
Only three apartment complexes comprising 416 units have been described as “affordable housing.” Much of the remainder has been described as “work force” housing on small lots (predominantly 0.125 to 0.2-acre lots), with purchase price quotes being most frequently in the $225 to $275 thousand range. Only Woodhaven and Coopers Place will have larger lot sizes and prices closer to $350-500K.
Just under half (2,158 units) of the total units are now within city limits or on lands recently, or soon to be, annexed. The remainder are situated on unincorporated county lands, but will be subject to annexation if the subdivisions become contiguous to the city (Table 2).
Using the 2020 census’ average household size of 2.4 people per home, the increase in population within the city’s Sewer and Water district–in the area between Richland Avenue and Interstate 20–from these developments alone could number about 10,780 new residents. In the short run, the population growth within the City of Aiken’s, due to both infill and annexed developments, could be around 5,200 new residents. All of this growth will be in Council Districts 1 and 2; where the combined existing population is reportedly 10,610.
While numerous individual traffic studies have been completed, there has been no cumulative traffic effects analysis. However, it is fair to assume that, if all developments move forward, University Parkway, York Street, Rutland Drive, Highway 19N, Wire Road, and Hwy 1 North will all experience heavy increases in traffic.
To accommodate the growth, the City is building a new drinking water plant, but issues with sewage capacity will remain in place until the Horse Creek Wastewater Plant is upgraded.
(*In terms of new housing between Richland Avenue and I-20, these figures do not include growth of another thousand homes or more planned in Trolley Run Station, which is in the Valley Public Service Authority Sewer and Water District and not subject to annexation inside the City of Aiken. This will add another ~2,500 more people to the Aiken area.)
| Development | Units | Acres | Type |
| Lokay Lane | 80 | 10 | Apartments |
| Parker at Aiken | 336 | 30 | “Luxury” Apartments |
| Highlands Bluff | 226 | 44 | Single Family and Townhomes |
| University Townhomes | 160 | 53 | Townhomes |
| Rutland Place | 269 | 46 | Single Family and Townhomes |
| Portrait Hills | 146 | 41 | Single Family |
| Rivers Crossing | 200 | 53 | Single Family |
| Bridge Creek | 705 | 212 | Single Family |
| Sundy Street | 144 | 17 | Apartments |
| Fox Ridge Terrace | 192 | 19 | Apartments |
| York Street | 202 | 40 | Single Family |
| Palomino Acres | 316 | 47 | Duplexes |
| May Royal Drive | 185 | 52 | Single Family |
| Woodhaven | 165 | 240 | Single Family |
| Cooper’s Place | 157 | 112 | Single Family |
| Bedford Place | 725 | 214 | Single Family |
| Creighton Meadows | 284 | 87 | Single Family |
| Totals | 4,492 | 1,397 |
| Development | Developer | Location | Jurisdiction |
| Lokey Lane | Taft Mills Group | Gregg Hwy | In City |
| Parker at Aiken | Parker-Aiken LLC | Gregg Hwy | Annexation |
| Highlands Bluff | Highland Bluff LLC | University Parkway | County |
| University Townhomes | Southern United Development | University Parkway | Annexation |
| Rutland Place | VIP Riverside | Rutland Avenue/Hwy 19 | In city |
| Portrait Hills | Great Southern Homes | Hwy 19 North | Annexation |
| Rivers Crossing | KD Owner 3 LLC | Hwy 19 North | County |
| Bridge Creek | D&M Partners | Hwy 19 North | County |
| Sundy Avenue | Ulysses | Sundy Avenue | In city |
| Fox Ridge Trace | Tafts Mill Group | Rutland Avenue | In City |
| York Street | QOZB2 LLC/MK Land Development | York Street | In city |
| Palomino Oaks | Great Southern Homes | York Street | In city |
| May Royal Drive | Midland Valley LLC/Ivy Homes | York Street | Annexation |
| Woodhaven | Beazley Homes | Wire Road | County |
| Cooper’s Place | Georgia Southern | Wire Road | County |
| Bedford Place | Beazley Homes | Hwy 1N /Airport | County |
| Creighton Mdws | H & A Development | Hwy 1N /Airport | County |
Notes on Individual Developments
Area 1: Gregg Highway
Lokey Lane/Gregg Highway
This affordable housing apartment complex was approved by Aiken City Council on April 8, 2024. (see page 140-160 for more details). The target tenants are residents earning less than the area median income. No action has yet been taken. The developer has until June 2025 to close on the property before the concept plan expires.
In June 2024, City Council also voted to award the developer/investor an economic incentive for up to $90,000 to cover half the costs of The permit fees, business license fees, and water and sewer tap fees paid to the city.
The Parker at Aiken
This luxury apartment complex is under construction (Figure 2). City Council approved annexation and a concept plan in January 2023; after the Planning Commission granted a waiver on open space requirements in order to mandate more parking spaces. The area was most recently dominated by Longleaf Pine forest. The developers left undisturbed approximately 3 acres of loblolly pine wetland (Figure 3).
Area 2: University Parkway, Hwy 19N, Rutland Drive, York Street, May Royal Road
Highland Bluff remains in the site preparation, utilities installation, and road building stage. Aiken City Council approved water and sewer services in May 2022. The area was formerly forested with a loblolly pine/hardwood mix (below). It is 1.3 miles from the City limits. For more information, see A Stormwater Story.
University Townhomes
Annexation and the concept plan were unanimously approved in May 2022.
Some controversy over its access affected the project. The project is divided into two areas by Lincoln Avenue (Figure 7), which is an unpaved County-owned road. The developers therefore sought two distinct subdivisions with two separate entrances for the gated community—one from University Parkway and one through the Kennedy Kolony subdivision via Tennessee Avenue.
However, long-time area residents objected to this intrusion, and during a community meeting they managed to win a concession—the developer would seek an entrance via Lincoln Avenue, and not Tennessee Avenue. (This option involved lobbying County government to pave the road, and the status of this lobbying effort is unknown. Thus only the northern half of the project is under development.)
The University Parkway side of the project is in the site preparation stages. Because part of the project area is too steep to develop, approximately one-third of the site will remain forested.
For more details, see pages 68-88.
Bridge Creek
This proposed 705-home subdivision on 212 acres was unanimously approved, with minimal discussion, for sewer and water service by Aiken City Council in January 2025. The development still requires approval by the County Planning Commission—no application has been forthcoming to date. The land was clearcut in the early 2010s and never reforested. The property is only 0.6 miles miles from the city limit. For more details, see More Development, More Congestion Enroute for Highway 19 North.
Rivers Crossing
City Council approved water and sewer services in May 2021. The County Planning Commission approved the site plan in 2022. SC DOT and the County required the developer to install turn lanes on Highway 19 in order to access the property.
Surveying of new lots is complete and home construction is nearly half completed (Figure 8). Numerous homes have already sold for $270 to $290 thousand; and are being advertised as starting in the mid $200s K (Figure 9).
The area was originally primarily open field/farmland with a few small patches of timber. There are no rivers or creeks on or nearby the development.
The site is only ~700 feet and three small properties away from city limits; meaning annexation is a probability in the not distant future.
Portrait Hills.
Aiken City Council approved annexation and the concept plan in 2021, and approved an economic incentive in 2022. Surveying of new lots is complete and home construction is well underway. Numerous homes have already sold for $270 to $295 thousand. For more information, see Dust Storm in an Incentive Zone.
Rutland Place.
City Council approved the concept plan in July 2025; which also included an adjacent plan for six acres of commercial development where a Tractor Supply store is envisioned as an anchor retailer. Both the commercial and residential projects remain in the predevelopment and planning stages—no ground has been disturbed to date. The area is approximately 75 percent open field and 25 percent loblolly pine dominated forestland. (Figure 11).
A highly controversial aspect of the project was a waiver request for tighter spacing between buildings; a request to which Aiken Public Safety and the Planning Commission objected. Aiken City Council, with the exception of Mayor Teddy Milner and Councilman Ed Woltz, voted to override the objections of their public safety department and Planning Commission.
Homes are expected to sell in the $225 to $275 thousand range.
See pages 81-160 for more details.
Concord Hill and Maple Green Development at York Street and Rudy Mason Parkway
City Council unanimously approved rezoning to planned residential and a concept plan in April 2025. As with the Rutland Drive development, a waiver on building spacing was sought and approved by Council.
The development consists of two properties, both of which were already cutover, that were combined into one development. The project is in the design stage.
Homes are expected to range from $225 thousand to $275 thousand.
For more details see pages 88-116.
Palamino Oaks
City Council approved the concept plan in 2021. As described in The Realtor Association’s Unreality, Aiken City Council approved a $247,000 economic incentive– to pay for half of work permits and utility connections costs– for Great Southern Homes in 2022.
Site preparation and utilities are completed (Figure 13), but home construction has yet to begin (see below). Prior to 2023 the property was a loblolly pine/hardwood forest, and approximately one-quarter of the forestland has been retained; mostly along the northern boundary.
Sundy Street Apartments
The first rendition of the Sundy Street affordable housing development was approved in March 2023. That developer did not move forward, and a second developer has taken over the project. The city’s Planning Commission unanimously recommended, on May 13, 2025, that City Council approve the current development (see Page 123 for more details).
The site is forested and has a wetland component that appears to be limiting development to about half of the 17-acre property.
Fox Ridge Terrace Apartments.
The city’s Planning Commission unanimously recommended, on May 13, 2025, that City Council approve this affordable housing development.
The site is entirely forested and also has a wetland component; the plan (see Page 99 for details) shows approximately one-quarter of the forestland will remain in place.
May Royal Drive
The first rendition of the May Royal Drive development (yet to have a neighborhood name) was laced with controversy. Concerns regarding quality of life, noise and light pollution, traffic, property values, and the threat of annexation were raised by neighbors residing in the unincorporated county. A flawed traffic study actually considered a left hand turn into a left hand turn to be a traffic mitigation measure.
The pressure from neighbors resulted in some concessions from the developer: a 75 ft buffer between existing homes, no access from Osbon Drive, and a perimeter fence (Figure 16).
However, the developer never closed on its property purchases and the concept plan that was approved by City Council in April 2024 expired.
Another concept plan was brought forth, with Ivy Homes as the builder, and pared down to 52 acres (from 90). This time, despite the same concerns there were no concessions, and City Council approved the plan in March 2025.(Figure 17)
See pages 117-157 for more details.
Area 3: Highway 1N, Wire Road, and Airport
Woodhaven
The City approved water services, but not sewer, in October 2024. This was a done deal since, in March of 2023, City Council approved a cost-sharing agreement for a water line extension to the property. The City would pay two-thirds of the cost up to $670,000, with the developer (Beazley Homes) paying at least one-third.
According to the City Manager’s supporting memorandum (page 101), the waterline extension was one facet of an overall scheme to extend water service as far as Exit 29 along Interstate 20:
“The initial phase of 9,100 linear feet of 12-inch water line extends service to the proposed residential development. The next phase extension of 8,625 linear feet water line provides an extension to existing facilities that the city has on Beaver Dam Road. Additional phases could extend water service to Interstate 20 Exit 29. The availability of water and larger tracts and providing services to this exit could further expand the city’s water district and provide opportunities for further growth to the north of Aiken.”
The site is still in the predevelopment stage.
The development is expected to be more upscale, similar to the adjacent Summer Lakes neighborhood, with lot sizes of 0.98 acres. Unlike Summer Lakes, the only access to Woodhaven will be from Wire Road. The City is not providing sewer services, so the homes will be on septic systems. The property is nearly 2 miles from the city limits, and is unlikely to be annexed in the near future.
Coopers Place
City Council unanimously approved water service on January 27, 2025; the same day it approved utilities service for Bridge Creek and Bedford Place. The Aiken County Planning Commission had already approved the site plan in October 2024; over the objections of numerous area residents.
On March 10, 2025, the Aiken City Council unanimously voted to approve an agreement with Georgia Southern Homes to extend the city’s drinking water system another 3,000 feet north along Wire Road. The deal is for Southern Homes to build the line to their proposed 157-home subdivision; with the City shouldering up to 2/3rds of the cost of the $500,000 project.
Bedford Place
City Council approved water and sewer service for this high density development on January 27, 2025. The first phase of the project site plan was approved, with contingencies such as engineering and traffic study approvals, by the County Planning Commission at its April 2025 meeting.
The property along Hwy 1 North and Beaverdam Road is presently forested with loblolly pine and has been managed as a tree farm for decades. The site is four miles from the City limits. A portion of the property is within the Aiken Airport overlay district.
Creighton Meadows
Aiken City Council approved water and sewer service in August 2024 (see pages 123-137). The only objection to the application for utility service came from Will Williams of the Western South Carolina Economic Development Partnership. In a letter to Council, Williams raised concerns about developing housing adjacent to the Shaw Industries plant on the Frontage Road.
The site, which was also was the preferred location for the House of Raeford chicken slaughterhouse and processing facility that was rejected by Aiken County Council in April 2024, was clearcut in 2023. A portion of the property is also in the Aiken Airport overlay district. It sites 5.1 miles away from Aiken city limits and is highly unlikely to be annexed under current rules.
The Aiken County Planning Commission approved the site plan in June 2024.
Guildford Townhomes: Rejected for Now.
A public hearing on the application to annex a 24-acre parcel and build 188 townhouse units, called the Guildford, along Wire Road (see Page 68) was held by the city’s Planning Commission on May 13, 2025. After hearing from numerous local citizens, and failing to obtain answers on several issues from the developer’s representative, the Commission recommended denying the application for annexation and concept plan. (See 0:35 to 1:30 mark of meeting video).
At least eight nearby residents, mostly along Wire Road, rose to speak against the subdivision; all of them citing traffic and quality of life concerns as reasons to deny the application. Among the statements were:
- “It will be a really ugly little crowded neighborhood.”
- “I already can’t get my mail“ (which is across the road for many residents) due to fast and heavy traffic
- “We feel blindsided by this“ and “there are no guardrails against this kind of development.”
- This is not compatible with that area of North Aiken, which remains rural and dominated by larger lots.
- People already have trouble navigating Wire Road during peak hours.
For their part, the Planning Commission at times ripped into the application, stating, among other things that:
- There were too many unanswered questions remaining (in fact the developer could not answer many questions).
- “This is exactly what makes a horrible development…It is Exhibit A of what not to do.”
- “The concept plan is not at all compatible and consistent with the surrounding neighborhood.
The developer can still take their case to City Council, or they can withdraw their application and regroup—-which would be the practical thing to do given the complete lack of support and substantial opposition to the project. But given the fact that Beazley Homes has purchased the property, it is likely to be developed for housing.
Guildford was the second subdivision in North Aiken to be rejected in the 2020s. In September 2023, the proposed 212-unit Henderson Downs along East Richland Avenue faced unanimously opposition from the Planning Commission after the Aiken Steeplechase Foundation and other neighbors on all sides voiced objections to the subdivision. No further action has been taken to develop the property.